When selling your home, it’s completely natural to focus on one thing above all else: the price. And on paper, the highest offer should be the best one… right?
Well, not always.
At James Gorey Estate Agents, one of the most important parts of our job is helping sellers understand that not all offers are created equal. In fact, we’ve seen plenty of situations where accepting the highest offer has actually led to delays, stress, and sometimes the sale falling through altogether.
Let’s explain why.
Price vs Proceedability
The biggest difference between offers usually comes down to one word: proceedability.
This simply means how likely is this buyer to actually complete the purchase?
A buyer offering ten thousand pounds more is not necessarily the better option if they still need to sell their own property, are waiting for mortgage approval, are part of a long or unstable chain, or are relying on a very high valuation.
Compare that to a buyer offering slightly less but who is a first time buyer, a cash buyer, already sold subject to contract, or fully mortgage approved.
In most real world cases, the second buyer is far more likely to get you to the finish line.
The Risk of Down-Valuations
Another common issue with high offers is mortgage valuations.
If a buyer offers significantly more than similar properties in the area, their lender may not agree with the price. When that happens, one of two things usually follows. The buyer tries to renegotiate, or the buyer pulls out.
Either way, you are back to square one, often after weeks or even months off the market. That can actually weaken your position with new buyers and make your property feel stale.
Chains: The Hidden Risk
Chains are one of the biggest reasons sales fall through in the UK.
A high offer at the top of a long chain can be far riskier than a slightly lower offer from someone with no chain at all.
Every extra link adds risk. More surveys, more solicitors, more chances for delays, and more opportunities for someone to change their mind.
Sometimes the smartest move is choosing the simplest chain, not the biggest number.
Motivation Matters More Than Money
One thing we always look at when qualifying buyers is motivation.
Are they relocating for work? Have they already given notice on a rental? Are they under time pressure to move?
Highly motivated buyers tend to move faster, be more flexible, and stick with the deal when small issues arise.
Less motivated buyers, even with strong offers, are more likely to renegotiate later or lose interest.
A Real Example
We have seen situations where a seller accepted the highest offer, the buyer delayed the mortgage and survey, and six weeks later tried to reduce the price. The sale then collapsed.
The property eventually sold to a new buyer for less than the original second highest offer.
That is not bad luck. It is just how the market works.
So How Do You Choose the Right Offer?
At James Gorey Estate Agents, when we present offers we do not just say “you have been offered this amount”.
We explain who the buyer is, their financial position, their chain status, their timescales, and how committed they actually seem.
That way you can make a commercial decision, not an emotional one.
The Bottom Line
The best offer is the one that has the highest chance of completing, fits your timescales, and minimises risk.
Sometimes that is the highest price. Often, it is not.
Our job is not to chase the biggest number. It is to get you sold, smoothly, securely, and with as little stress as possible.
If you are thinking of selling and want honest advice on pricing, buyer quality and how to avoid fall throughs, have a chat with the team at James Gorey Estate Agents. We will always tell you what we would do if it were our own home.